Blk 486C Tampines Ave 9
Completed 1993 · 12 storeys · 77 flats · 66 years 05 months remaining · 15 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1993
What the record shows
A 4-room here sold for $611,000 in Apr 2026. The same flat type in this block averaged $435,000 in 2020 - a gain of $176,000 - about $80 a day while the owner slept.
This block crosses 60 years remaining in 2032 - the line where CPF usage rules begin tightening for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 sales).
A 5-room on Tampines Ave 9 has already fetched $948,000 - 95% of the way to a million-dollar flat.
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $1,800/mo | $1,800–$1,800 | $3,400/mo | - | 1 |
| 5-ROOM | $3,300/mo | $3,300–$3,500 | $3,650/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 15
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 10 to 12 | 108 | $611,000 | $526 | 66y 05m |
| Feb 2026 | 5 ROOM | 07 to 09 | 127 | $770,000 | $563 | 66y 08m |
| Feb 2025 | 4 ROOM | 07 to 09 | 108 | $620,000 | $533 | 67y 08m |
| Oct 2024 | 4 ROOM | 07 to 09 | 108 | $642,000 | $552 | 68y |
| Jan 2024 | 5 ROOM | 04 to 06 | 128 | $680,000 | $494 | 68y 09m |
| Aug 2023 | 4 ROOM | 04 to 06 | 108 | $526,000 | $452 | 69y 02m |
| Nov 2022 | 4 ROOM | 07 to 09 | 109 | $535,000 | $456 | 69y 11m |
| Aug 2022 | 5 ROOM | 10 to 12 | 127 | $680,000 | $497 | 70y 01m |
| Jun 2021 | 4 ROOM | 04 to 06 | 107 | $460,000 | $399 | 71y 04m |
| Jun 2021 | 4 ROOM | 10 to 12 | 108 | $465,000 | $400 | 71y 04m |
| Jan 2021 | 5 ROOM | 10 to 12 | 127 | $565,000 | $413 | 71y 09m |
| Aug 2020 | 4 ROOM | 01 to 03 | 108 | $405,000 | $348 | 72y 02m |
| Jul 2020 | 4 ROOM | 07 to 09 | 108 | $410,000 | $353 | 72y 02m |
| Dec 2017 | 5 ROOM | 10 to 12 | 127 | $562,500 | $411 | 74y 09m |
| Apr 2017 | 4 ROOM | 04 to 06 | 108 | $406,600 | $350 | 75y 05m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $8k above this block · 3 vs 3 sales
built 1989 · same generation
4-room median $38k above this block · 5 vs 3 sales
built 1993 · same generation
built 2012 · 21 more lease years than this block
4-room median $15k below this block · 5 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.